Grange Park · Enfield · Edmonton and Winchmore Hill constituency · 51.64394, -0.09839

N21 1DB— Grange Park, Enfield

Location and area intelligence for N21 1DB, Grange Park, Enfield

The family fortress

 

Schools 100%Safety 88/100Transport 33/100~5% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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Strong schools, limited transport — ideal for car-owning families

Liveability
67
Safety
88
Schools
90
Transport
33
Environment
96
Investment
45

The bottom line

N21 1DB offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catches: 59 min to city — above average for this zone and 8 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

N21 1DB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+14.8% vs London avg
vs London crime-66.0% vs London avg

Deep-dive guides for N21 1DB

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How N21 1DB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St Paul's CofE Primary School

Good · Inspected Dec 2023 · 13 min walk

KS2: 104.1

—

Secondary

Highlands School

Not yet inspected · Inspected Nov 2024 · 11 min walk

P8: +0.43A8: 54.8

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Rowland Hill Nursery School

Outstanding · 54 min walk

1 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

22.3 incidents per 1,000 residents

Better than 85% of London
→ Stable

-70% vs borough

Crime by type

Burglary27%
Vehicle crime24%
Violence & sexual offences24%
Anti-social behaviour19%
Other5%
Drug offences0%
Theft0%
Robbery0%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Southgate Fire Station · 2.5km

Crime is 66% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

N21 district median

£365,250

Based on 65 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£6,809/m²
Price per ft²£633/ft²
Avg floor area124.2 m²

EPC breakdown

C
2%
D
9%
E
1%

Based on 12 properties · Confidence: medium

Street mix

Semi 21%Terraced 79%

LHA rates — Outer North East London

Shared room£550/mo
1 bedroom£1000/mo
2 bedrooms£1250/mo
3 bedrooms£1500/mo
4 bedrooms£1800/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£310,500
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £2,882
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2026 · CAGR

+6.7%

Total change

+606%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.0%

per year

Acceleration

-1.22

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £100k–£125k · 14 sales

Property Type Mix

Total: 14 sales

Semi-detached21.4%
Terraced78.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£118k£217k+84.5%1.7
Post-dot-com plateau2003–2003£335k£335k+0%1
Pre-crash peak2005–2005£415k£415k+0%1
GFC & correction2008–2010£435k£458k+5.2%1
Help-to-Buy recovery2015–2015£618k£618k+0%1
Brexit uncertainty2019–2019£820k£820k+0%1
Current market2025–2026£830k£830k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+7.5% alpha

Terraced+7.5% α
Local
22.6%
District
15.1%

CAGR over 3yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Grange Park→ Moorgate· 5 tph
31 min

Nearby stations

Grange ParkNational Rail
2 min walk
Enfield Town Rail StationWeaver
20 min walk
Oakwood Underground StationPiccadilly
30 min walk
Southgate Underground StationPiccadilly
30 min walk
Southbury Rail StationGreater Anglia · Weaver
40 min walk
No bus stops within 400m

21

Walkability score

20

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge62 min ↑
Victoria60 min ↑
Waterloo67 min ↑
Canary Wharf67 min ↑
City ★59 min

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park123m
Santander docks (800m)0
Nearest cycle dock7.3 km

Connectivity

Broadband and mobile coverage

96%

Full fibre

96%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed482 Mbps
Median download444 Mbps
Superfast coverage96%
All operators 5G95%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 16.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 94% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.5 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Reservoirs SSSI — 7.3 km

Energy

Solar: 849 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: DIAMICTON

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): None recorded

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,510 hrs/yr

Sunshine

615 mm/yr

Rainfall

22.4°C

Summer avg

2.8°C

Winter avg

Solar yield849.4 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

WINCHMORE HILL PRACTICE

808 GREEN LANES, WINCHMORE HILL, N21 2SA

16 min walk

88%

Recommend GP

88%

Overall GP experience

1

GPs within 1km

1

Dentists within 1km

3

Care homes (1km)

Nearest hospitalThe Cavell Hospital · 1.7 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 9.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

16

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

3

Convenience

Nearest supermarketWaitrose · 1.0 km

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
920 licensed premises in boroughHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.1km

Post office

Nearby shops

Card Shop247 m
Grangeway Local Store248 m
M. Peatchey254 m
Wades Hill Butchery1.0 km

Nearby cafes

Coffee at the Grange140 m
Limes Cafe1.1 km
Raphi & Flo1.1 km
Espresso & Co1.1 km

Nearby restaurants

The Luncharian140 m
The Grange259 m
Grange Park Tandoori274 m
Flavours of Italy1.0 km

Nearby pubs

The Gryphon Pub125 m
Little Green Dragon1.0 km
The Kings Head1.1 km
The Queens Head1.2 km

Nearby gyms

Vicars Moor Lawn Tennis Club927 m

Nearby health

Onthehill1.1 km
Food hygiene (5-star)42% of 12

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%
Right-to-buy sales (5yr)
306

High street

E

High street health

Registered businesses

AESTHETICA BY ANTONIA LTD
PHILIP MATURA LIMITED
SCOUT RESEARCH & PLANNING LTD

Investment

Investment grade, yield and market outlook

45

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,450London avg: £1,950/mo
Gross yield
4.8% (good)London avg: 3.8%Strong yield — top 22% of London
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition306
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.9%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

52

Price growth score

C
Medium

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,480m
Crossrail 2 route6,774m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 30,865 nationally

1,660

Est. population

3,008/km²

57%

Employed

49%

Degree educated

£48,200

Median income

3.0%

Claimant rate

SuburbanMedium densityOwner occupiers / families

59

Community stability

Age profile

23%
19%
21%
25%
Under 1823%
18–3412%
35–4919%
50–6421%
65+25%

Tenure

47%
35%
13%
Own outright47%
Own (mortgage)35%
Private rent13%
Social rent4%
Shared ownership1%

Ethnicity

52%
18%
White British52%
White Other18%
Asian12%
Black5%
Mixed5%
Other7%

Employment & lifestyle

Managerial / professional49%
Routine / semi-routine10%
No car household12%
Unemployed2%
No qualifications14%

Housing tenure (Census 2021)

Private rent13%
Social rent4%

vs. London

Income vs London+14.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
18
Planning apps (3 years)
9
Local approval rate
89%
Borough approval rate
74%
Opportunity area
No
CIL rate (residential)
£95/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
8

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
0
Largest scheme
40 homes · LAND ADJOINING GRANGE PARK STATION, REAR OF 1-69, LAND ADJOINING GRANGE PARK STATION, REAR OF 1-69, CHEYNE WALK, VERA AVENUE (NORTH OF), N21
Pipeline pressure
NONE

Named schemes (500m)

LAND ADJOINING GRANGE PARK STATION, REAR OF 1-69, LAND ADJOINING GRANGE PARK STATION, REAR OF 1-69, CHEYNE WALK, VERA AVENUE (NORTH OF), N2140 homes
completed
Land Between , 11-12/13-14, Land Between , 11-12/13-14, Deepdene Court, N214 homes
completed
Land Adjacent 1, Land Adjacent 1, Deepdene Court, London, N21 2NH3 homes
completed
67 Vera Avenue Grange Park London N21 1EB, N21 1EB3 homes
completed
107, 107, GREEN DRAGON LANE, N21 1HE3 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
29.3%
Ward turnout
47%
Election year
2022
MP
Kate Osamor (Labour (Co-op))
MP majority
12,632
Constituency
Edmonton and Winchmore Hill

Councillors

Chris DeyConservative
Andy MilneConservative

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Key facts for N21 1DB

Full postcodeN21 1DB
Postcode districtN21
BoroughLondon Borough of Enfield
WardGrange Park
Latitude51.643944
Longitude-0.098386
Parliamentary constituencyEdmonton and Winchmore Hill
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey